LEASE AGREEMENT BETWEEN THE DISTRICT OF COLUMBIA AS LANDLORD AND ______________________________ AS TENANT DATE: __________________, 201_ EXECUTION COPY TABLE OF CONTENTS Page ARTICLE I. REFERENCE PROVISIONS, DEFINITIONS AND EXHIBITS .............................1 Section 1.01 Reference Provisions. ..................................................................................1 Section 1.02 Definitions....................................................................................................3 ARTICLE II. LEASED PREMISES................................................................................................5 ARTICLE III. TERM.......................................................................................................................5 Section 3.01 Term. ............................................................................................................5 Section 3.02 End of Term. ................................................................................................5 Section 3.03 Holding Over. ..............................................................................................5 ARTICLE IV. USE AND OPERATION OF THE LEASED PREMISES .....................................5 Section 4.01 Continuous Operation by Tenant and Opening Covenant. ..........................6 Section 4.02 Use. ..............................................................................................................6 Section 4.03 Signs. ............................................................................................................6 Section 4.04 Roof..............................................................................................................7 ARTICLE V. RENT ........................................................................................................................7 Section 5.01 Rent Payable. ...............................................................................................7 Section 5.02 Payment of Rent. ..........................................................................................7 Section 5.03 Taxes. ...........................................................................................................8 Section 5.04 Payment of Taxes. ........................................................................................8 Section 5.05 Taxes on Tenant’s Personal Property. .........................................................9 ARTICLE VI. NET LEASE ............................................................................................................9 Section 6.01 Triple Net Lease. ..........................................................................................9 ARTICLE VII. UTILITIES .............................................................................................................9 Section 7.01 Utility Charges. ............................................................................................9 ARTICLE VIII. INDEMNITY AND INSURANCE.......................................................................9 Section 8.01 Indemnity. ....................................................................................................9 Section 8.02 Landlord Not Responsible for Acts of Others. ..........................................10 Section 8.03 Tenant’s Insurance. ....................................................................................10 Section 8.04 Tenant’s Contractor’s Insurance. ...............................................................11 Section 8.05 Policy Requirements. .................................................................................11 Section 8.06 Increase in Insurance Premiums. ...............................................................11 Section 8.07 Waiver of Right of Recovery. ....................................................................11 ARTICLE IX. CONSTRUCTION AND ALTERATIONS ..........................................................12 Section 9.01 Condition of Leased Premises. ..................................................................12 Section 9.02 Intentionally Deleted. .................................................................................12 Section 9.03 Alterations. .................................................................................................12 Section 9.04 Work Requirements. ..................................................................................12 Section 9.05 Ownership of Improvements......................................................................13 Section 9.06 Removal of Tenant’s Property. ..................................................................13 Section 9.07 Mechanic’s Liens. ......................................................................................13 i EXECUTION COPY ARTICLE X. REPAIRS, MAINTENANCE, AND LANDLORD’S ACCESS ............................14 Section 10.01 Repairs by Landlord. ..................................................................................14 Section 10.02 Repairs and Maintenance by Tenant. .........................................................14 Section 10.03 Inspections, Access and Emergency Repairs by Landlord. .......................14 ARTICLE XI. CASUALTY ..........................................................................................................14 Section 11.01 Fire or Other Casualty. ...............................................................................14 Section 11.02 Right to Terminate. ....................................................................................14 Section 11.03 Tenant’s Duty to Reconstruct. ...................................................................15 ARTICLE XII. CONDEMNATION .............................................................................................16 Section 12.01 Taking of Leased Premises. .......................................................................16 Section 12.02 Condemnation Award. ...............................................................................16 Section 12.03 Rights of Approved Mortgagee. ................................................................17 ARTICLE XIII. INTENTIONALLLY DELETED .......................................................................17 ARTICLE XIV. SUBORDINATION AND ATTORNMENT .....................................................17 Section 14.01 Subordination. ............................................................................................17 Section 14.02 Attornment. ................................................................................................17 Section 14.03 Estoppel Certificate. ...................................................................................17 Section 14.04 Quiet Enjoyment. .......................................................................................18 ARTICLE XV. ASSIGNMENT AND SUBLETTING .................................................................18 Section 15.01 Landlord’s Consent Required. ...................................................................18 ARTICLE XVI. DEFAULT AND REMEDIES ............................................................................20 Section 16.01 Tenant Default. ..........................................................................................20 Section 16.02 Remedies and Damages. ............................................................................21 Section 16.03 Landlord Default. .......................................................................................22 Section 16.04 Limitation on Right of Recovery Against Landlord. .................................22 Section 16.05 Remedies Cumulative. ...............................................................................22 Section 16.06 Waiver. .......................................................................................................22 ARTICLE XVII. MISCELLANEOUS PROVISIONS .................................................................23 Section 17.01 Notices. ......................................................................................................23 Section 17.02 Recording. ..................................................................................................23 Section 17.03 Interest........................................................................................................23 Section 17.04 Legal Expenses. .........................................................................................23 Section 17.05 Successors and Assigns..............................................................................24 Section 17.06 Anti_Deficiency. ........................................................................................24 Section 17.07 Entire Agreement; No Representations; Modification. .............................24 Section 17.08 Severability. ...............................................................................................24 Section 17.09 Joint and Several Liability. ........................................................................25 Section 17.10 Broker’s Commission. ...............................................................................25 Section 17.11 Irrevocable Offer, No Option. ....................................................................25 Section 17.12 Inability to Perform. ...................................................................................25 Section 17.13 Survival. .....................................................................................................25